Gerson Plan · San Antonio, TX 78263

$185,999

3 bd · 2.0 ba · 1,354 sqft · SingleFamily · 457 Days on market

Good condition ↓ 12% since listing

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort and style in The Gerson, a stunning single-story home designed for modern living in a vibrant community. This 3-bedroom, 2-bathroom gem features an expansive open floorplan that seamlessly connects the stylish kitchen, spacious dining room, and family room, making it the perfect setting for both entertaining and everyday family life. Ensuring a delightful culinary experience for the home chef. Retreat to the luxe owner's suite, a peaceful haven located on the side of the home, complete with an en-suite bathroom featuring [insert details about fixtures & finishes] and a generous walk-in closet. Two additional bedrooms provide cozy accommodations for family members or guests. A dedicated family room offers extra space for relaxation or entertainment, while the dining room is perfect for intimate dinners or festive gatherings. Step outside to the covered patio, where you can enjoy outdoor dining or simply unwind in the fresh air. The attached garage provides ample storage and convenience for your vehicles and belongings. Located in a thriving community, residents enjoy exclusive access to amenities such as a sparkling pool, playground, gym, and lively community center. With close proximity to the San Antonio River Park, Calaveras Lake Park, and top-rated schools just two miles away, this neighborhood offers both convenience and natural beauty. Don't miss your chance to experience this exceptional home! Schedule a tour today and take the first step towards making

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $185,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $197,368.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (14.2% below list).
• Recommended offer: $160k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 457 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,567 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 457 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $197,368
• List price: $185,999
• Delta: -5.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7378 Orange Sapphire	0.15mi	3/2.0	1,354 (0%)	2mo	$178,999	$132	91
7363 Orange Sapphire	0.14mi	3/2.0	1,354 (0%)	4mo	$168,999	$125	90
7112 Yellow Sapphire	0.03mi	3/2.0	1,276 (-6%)	1mo	$185,000	$145	88
7320 Green Sapphire	0.10mi	3/2.0	1,402 (+4%)	3mo	$181,999	$130	87
7357 Yellow Sapphire	0.11mi	3/2.0	1,402 (+4%)	3mo	$187,999	$134	86
7120 Yellow Sapphire	0.05mi	3/2.0	1,450 (+7%)	4mo	$175,000	$121	83
7112 Aqua Marine	0.19mi	3/2.0	1,474 (+9%)	3mo	$200,000	$136	74
7350 Orange Sapphire	0.15mi	4/2.0 (+1)	1,483 (+10%)	1mo	$181,999	$123	71
7377 Orange Sapphire	0.14mi	4/2.0 (+1)	1,483 (+10%)	2mo	$187,999	$127	71
7358 Orange Sapphire	0.15mi	4/2.0 (+1)	1,483 (+10%)	2mo	$188,999	$127	71
7710 India Star	0.28mi	3/2.0	1,192 (-12%)	1mo	$134,999	$113	66
7435 Spinel Way	0.29mi	4/2.0 (+1)	1,483 (+10%)	1mo	$210,999	$142	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-38,543
• Equity at exit: $29,428

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-41,943
• Equity at exit: $17,065

Cash invested: $55,263 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78263

• Home prices YoY: -8.1%
• Active inventory: 277
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$1,035
• Tax est. 1.5%: −$247 /mo · $2,961/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-103

Break-even live

Break-even rent $1,727

Max offer price $182,408

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-35	+0% $-103	+5% $-172	+10% $-240
Rent	-10% $-229	-5% $-166	+0% $-103	+5% $-40	+10% $23
Rate	-1.0pp $-4	-0.5pp $-53	base $-103	+0.5pp $-155	+1.0pp $-207

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,342
• Closing costs: $5,921
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7316 Green Sapphire San Antonio, TX	4.0	2.0	1600	$1,750	$1.09	22d	1	0.09mi
8511 Opal Pl San Antonio, TX	3.0	2.0	1375	$1,475	$1.07	44d	1	0.21mi
8523 Logan Sapphire San Antonio, TX	4.0	2.0	1483	$1,500	$1.01	44d	1	0.93mi
7306 India Star San Antonio, TX	3.0	2.5	1360	$1,500	$1.10	15d	1	0.93mi
6538 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,295	$1.09	15d	1	1.00mi
6530 Dali Bnd San Antonio, TX	3.0	2.5	1360	$1,550	$1.14	44d	1	1.01mi
6609 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,375	$1.16	44d	1	1.04mi
7649 Barcelo Way San Antonio, TX	4.0	2.5	1535	$1,547	$1.01	44d	1	1.06mi

Listing history 20 events

1. 2026-06-18
   days on market $185,999 Active 457 DOM
2. 2026-06-17
   days on market $185,999 Active 456 DOM
3. 2026-06-16
   days on market $185,999 Active 455 DOM
4. 2026-06-15
   days on market $185,999 Active 454 DOM
5. 2026-06-13
   days on market $185,999 Active 452 DOM
6. 2026-06-09
   days on market $185,999 Active 448 DOM
7. 2026-06-08
   days on market $185,999 Active 447 DOM
8. 2026-06-07
   days on market $185,999 Active 446 DOM
9. 2026-06-04
   days on market $185,999 Active 443 DOM
10. 2026-06-03
    days on market $185,999 Active 442 DOM
11. 2026-06-02
    days on market $185,999 Active 441 DOM
12. 2026-06-01
    days on market $185,999 Active 440 DOM
13. 2026-05-31
    days on market $185,999 Active 439 DOM
14. 2026-04-17
    price $185,999 1506-char remark

    Show marketing remark (1506 chars)

    Discover comfort and style in The Gerson, a stunning single-story home designed for modern living in a vibrant community. This 3-bedroom, 2-bathroom gem features an expansive open floorplan that seamlessly connects the stylish kitchen, spacious dining room, and family room, making it the perfect setting for both entertaining and everyday family life. Ensuring a delightful culinary experience for the home chef. Retreat to the luxe owner's suite, a peaceful haven located on the side of the home, complete with an en-suite bathroom featuring [insert details about fixtures & finishes] and a generous walk-in closet. Two additional bedrooms provide cozy accommodations for family members or guests. A dedicated family room offers extra space for relaxation or entertainment, while the dining room is perfect for intimate dinners or festive gatherings. Step outside to the covered patio, where you can enjoy outdoor dining or simply unwind in the fresh air. The attached garage provides ample storage and convenience for your vehicles and belongings. Located in a thriving community, residents enjoy exclusive access to amenities such as a sparkling pool, playground, gym, and lively community center. With close proximity to the San Antonio River Park, Calaveras Lake Park, and top-rated schools just two miles away, this neighborhood offers both convenience and natural beauty. Don't miss your chance to experience this exceptional home! Schedule a tour today and take the first step towards making

15. 2026-02-13
    price $190,999 1506-char remark

    Show marketing remark (1506 chars)

    Discover comfort and style in The Gerson, a stunning single-story home designed for modern living in a vibrant community. This 3-bedroom, 2-bathroom gem features an expansive open floorplan that seamlessly connects the stylish kitchen, spacious dining room, and family room, making it the perfect setting for both entertaining and everyday family life. Ensuring a delightful culinary experience for the home chef. Retreat to the luxe owner's suite, a peaceful haven located on the side of the home, complete with an en-suite bathroom featuring [insert details about fixtures & finishes] and a generous walk-in closet. Two additional bedrooms provide cozy accommodations for family members or guests. A dedicated family room offers extra space for relaxation or entertainment, while the dining room is perfect for intimate dinners or festive gatherings. Step outside to the covered patio, where you can enjoy outdoor dining or simply unwind in the fresh air. The attached garage provides ample storage and convenience for your vehicles and belongings. Located in a thriving community, residents enjoy exclusive access to amenities such as a sparkling pool, playground, gym, and lively community center. With close proximity to the San Antonio River Park, Calaveras Lake Park, and top-rated schools just two miles away, this neighborhood offers both convenience and natural beauty. Don't miss your chance to experience this exceptional home! Schedule a tour today and take the first step towards making

16. 2025-11-21
    price $192,999 1506-char remark

    Show marketing remark (1506 chars)

    Discover comfort and style in The Gerson, a stunning single-story home designed for modern living in a vibrant community. This 3-bedroom, 2-bathroom gem features an expansive open floorplan that seamlessly connects the stylish kitchen, spacious dining room, and family room, making it the perfect setting for both entertaining and everyday family life. Ensuring a delightful culinary experience for the home chef. Retreat to the luxe owner's suite, a peaceful haven located on the side of the home, complete with an en-suite bathroom featuring [insert details about fixtures & finishes] and a generous walk-in closet. Two additional bedrooms provide cozy accommodations for family members or guests. A dedicated family room offers extra space for relaxation or entertainment, while the dining room is perfect for intimate dinners or festive gatherings. Step outside to the covered patio, where you can enjoy outdoor dining or simply unwind in the fresh air. The attached garage provides ample storage and convenience for your vehicles and belongings. Located in a thriving community, residents enjoy exclusive access to amenities such as a sparkling pool, playground, gym, and lively community center. With close proximity to the San Antonio River Park, Calaveras Lake Park, and top-rated schools just two miles away, this neighborhood offers both convenience and natural beauty. Don't miss your chance to experience this exceptional home! Schedule a tour today and take the first step towards making

17. 2025-11-17
    price $190,999 1506-char remark

    Show marketing remark (1506 chars)

    Discover comfort and style in The Gerson, a stunning single-story home designed for modern living in a vibrant community. This 3-bedroom, 2-bathroom gem features an expansive open floorplan that seamlessly connects the stylish kitchen, spacious dining room, and family room, making it the perfect setting for both entertaining and everyday family life. Ensuring a delightful culinary experience for the home chef. Retreat to the luxe owner's suite, a peaceful haven located on the side of the home, complete with an en-suite bathroom featuring [insert details about fixtures & finishes] and a generous walk-in closet. Two additional bedrooms provide cozy accommodations for family members or guests. A dedicated family room offers extra space for relaxation or entertainment, while the dining room is perfect for intimate dinners or festive gatherings. Step outside to the covered patio, where you can enjoy outdoor dining or simply unwind in the fresh air. The attached garage provides ample storage and convenience for your vehicles and belongings. Located in a thriving community, residents enjoy exclusive access to amenities such as a sparkling pool, playground, gym, and lively community center. With close proximity to the San Antonio River Park, Calaveras Lake Park, and top-rated schools just two miles away, this neighborhood offers both convenience and natural beauty. Don't miss your chance to experience this exceptional home! Schedule a tour today and take the first step towards making

18. 2025-10-23
    price $195,999 1506-char remark

    Show marketing remark (1506 chars)

    Discover comfort and style in The Gerson, a stunning single-story home designed for modern living in a vibrant community. This 3-bedroom, 2-bathroom gem features an expansive open floorplan that seamlessly connects the stylish kitchen, spacious dining room, and family room, making it the perfect setting for both entertaining and everyday family life. Ensuring a delightful culinary experience for the home chef. Retreat to the luxe owner's suite, a peaceful haven located on the side of the home, complete with an en-suite bathroom featuring [insert details about fixtures & finishes] and a generous walk-in closet. Two additional bedrooms provide cozy accommodations for family members or guests. A dedicated family room offers extra space for relaxation or entertainment, while the dining room is perfect for intimate dinners or festive gatherings. Step outside to the covered patio, where you can enjoy outdoor dining or simply unwind in the fresh air. The attached garage provides ample storage and convenience for your vehicles and belongings. Located in a thriving community, residents enjoy exclusive access to amenities such as a sparkling pool, playground, gym, and lively community center. With close proximity to the San Antonio River Park, Calaveras Lake Park, and top-rated schools just two miles away, this neighborhood offers both convenience and natural beauty. Don't miss your chance to experience this exceptional home! Schedule a tour today and take the first step towards making

19. 2025-09-01
    price $200,999 1506-char remark

    Show marketing remark (1506 chars)

    Discover comfort and style in The Gerson, a stunning single-story home designed for modern living in a vibrant community. This 3-bedroom, 2-bathroom gem features an expansive open floorplan that seamlessly connects the stylish kitchen, spacious dining room, and family room, making it the perfect setting for both entertaining and everyday family life. Ensuring a delightful culinary experience for the home chef. Retreat to the luxe owner's suite, a peaceful haven located on the side of the home, complete with an en-suite bathroom featuring [insert details about fixtures & finishes] and a generous walk-in closet. Two additional bedrooms provide cozy accommodations for family members or guests. A dedicated family room offers extra space for relaxation or entertainment, while the dining room is perfect for intimate dinners or festive gatherings. Step outside to the covered patio, where you can enjoy outdoor dining or simply unwind in the fresh air. The attached garage provides ample storage and convenience for your vehicles and belongings. Located in a thriving community, residents enjoy exclusive access to amenities such as a sparkling pool, playground, gym, and lively community center. With close proximity to the San Antonio River Park, Calaveras Lake Park, and top-rated schools just two miles away, this neighborhood offers both convenience and natural beauty. Don't miss your chance to experience this exceptional home! Schedule a tour today and take the first step towards making

20. 2025-03-19
    listed $210,999 Active 1506-char remark

    Show marketing remark (1506 chars)

    Discover comfort and style in The Gerson, a stunning single-story home designed for modern living in a vibrant community. This 3-bedroom, 2-bathroom gem features an expansive open floorplan that seamlessly connects the stylish kitchen, spacious dining room, and family room, making it the perfect setting for both entertaining and everyday family life. Ensuring a delightful culinary experience for the home chef. Retreat to the luxe owner's suite, a peaceful haven located on the side of the home, complete with an en-suite bathroom featuring [insert details about fixtures & finishes] and a generous walk-in closet. Two additional bedrooms provide cozy accommodations for family members or guests. A dedicated family room offers extra space for relaxation or entertainment, while the dining room is perfect for intimate dinners or festive gatherings. Step outside to the covered patio, where you can enjoy outdoor dining or simply unwind in the fresh air. The attached garage provides ample storage and convenience for your vehicles and belongings. Located in a thriving community, residents enjoy exclusive access to amenities such as a sparkling pool, playground, gym, and lively community center. With close proximity to the San Antonio River Park, Calaveras Lake Park, and top-rated schools just two miles away, this neighborhood offers both convenience and natural beauty. Don't miss your chance to experience this exceptional home! Schedule a tour today and take the first step towards making

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,148
• − Mortgage interest: −$11,056
• − Property taxes: −$2,961
• − Insurance: −$987
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$5,742
• Taxable loss: −$4,660
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $-122/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is ready for a fresh coat of paint on the exterior siding to enhance its value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Clean the driveway — Improves curb appeal and makes the home look more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Clean the driveway — Improves curb appeal and makes the home look more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,806,925
• Population (ZIP): 4,514

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 45% White 43% Two or more races 24% Black 10%
• Hispanic origin (detail): Mexican 35% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 9% Iranian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.29%
• Current HPI: 322.4738
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-11.8% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $185,999 Zillow
• 2026-02-13 Price Changed $190,999 Zillow
• 2025-11-21 Price Changed $192,999 Zillow
• 2025-11-17 Price Changed $190,999 Zillow
• 2025-10-23 Price Changed $195,999 Zillow
• 2025-09-01 Price Changed $200,999 Zillow
• 2025-03-19 Listed $210,999 Zillow